2802 2nd St SW · Lehigh Acres, FL 33976

$200,000

3 bd · 2.0 ba · 1,128 sqft · SingleFamily public records · 98 Days on market

Built 1992 0.25 ac lot Est $239k · 16% under

---

Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.4/30.0
• ARV discount +14.9/15.0
• Appreciation +10.0/10.0
• DSCR +5.4/10.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

Very good condition for this 3 bedrooms, 2 baths, 2 car garage home, all tiled and fenced backyard. Excellent location, walking distance to Walmart. Attention Investors! Tenant in place and would like to stay renting.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1992

Property features AI

Finance

• Other: Pets allowed
• HOA & community: No association fee; Non-gated community

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story; Faces east; Resale property
• Construction: Stucco and wood frame construction; Shingle roof
• Exterior features: Open patio and porch; Patio; Porch; Rectangular lot; Paved road; West exposure; Well irrigation

Interior

• Kitchen: Microwave; Range; Refrigerator; Freezer; Water purifier
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central cooling (electric)
• Interior features: Built-in features; Dual sinks; Family/dining room; Living/dining room; Tub with shower; Cable TV; Split bedrooms; Single-hung windows; Unfurnished
• Laundry & utility: Washer hookup in garage; Dryer hookup in garage; Washer included; Dryer included; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (3.7% below list).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.7% in Lehigh Acres — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#826 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools D-.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.5%/yr); 786 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 32% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $200k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $239,136
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3006 4th St SW	0.44mi	3/2.0	1,110 (-2%)	6mo	$235,000	$212	72
2811 6th St W	0.52mi	3/2.0	1,228 (+9%)	20mo	$260,000	$212	45
339 Inwood Ave S	0.55mi	2/2.0 (-1)	1,084 (-4%)	22mo	$240,000	$221	45
354 Inwood Ave S	0.53mi	2/2.0 (-1)	1,059 (-6%)	23mo	$200,000	$189	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 3.02×
• Total profit: $112,846
• Equity at exit: $180,176

10-year hold

• IRR: 21.7%
• Equity multiple: 6.62×
• Total profit: $314,751
• Equity at exit: $388,556

Cash invested: $56,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33976

• Home prices YoY: 6.8%
• Rents YoY: -1.5%
• Active inventory: 786
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,925 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$239 /mo · $2,868/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $150

Break-even live

Break-even rent $1,736

Max offer price $200,000

Occupancy floor 87%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	24d	1	0.36mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	24d	1	0.69mi
1507 Markdale St E Lehigh Acres, FL	2.0	1.0	997	$1,300	$1.30	3d	1	0.72mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	24d	1	0.77mi
2916 9th St W Lehigh Acres, FL	3.0	2.0	1053	$1,750	$1.66	24d	1	0.80mi
312 Grovewood Ave S Lehigh Acres, FL	2.0	2.0	1325	$1,800	$1.36	24d	1	0.81mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	21d	1	0.82mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	0.84mi
3309 2nd St SW Lehigh Acres, FL	3.0	2.0	984	$1,495	$1.52	24d	1	0.88mi
3109 10th St W Lehigh Acres, FL	3.0	2.0	1472	$1,950	$1.32	24d	1	0.94mi
1407 Juddale St E Lehigh Acres, FL	2.0	1.0	997	$1,450	$1.45	3d	1	0.97mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	24d	1	0.97mi
3208 9th St W Lehigh Acres, FL	3.0	2.0	1423	$1,916	$1.35	3d	1	0.99mi
1405 Juddale St E Lehigh Acres, FL	2.0	2.0	1302	$1,400	$1.08	24d	1	0.99mi
219 Beth Stacey Blvd Lehigh Acres, FL	2.0	2.0	997	$1,300	$1.30	21d	1	1.01mi
111 Yellowtail Loop #3 Lehigh Acres, FL	2.0	2.0	1100	$1,750	$1.59	24d	1	1.03mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	14d	1	1.07mi
3310 9th St W Lehigh Acres, FL	3.0	2.0	1488	$2,300	$1.55	16d	1	1.08mi
8350 Tortoise Isle Ct Lehigh Acres, FL	3.0	2.0	1478	$1,595	$1.08	3d	1	1.09mi
1423 Caywood Cir S Lehigh Acres, FL	2.0	2.0	960	$1,376	$1.43	3d	1	1.10mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	3d	1	1.11mi
3310 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	3d	1	1.17mi
3312 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	3d	1	1.17mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	3d	1	1.19mi
28 Cosmopolitan Dr #13 Lehigh Acres, FL	2.0	2.0	973	$1,375	$1.41	15d	1	1.20mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	21d	1	1.22mi
2918 16th St Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	1.23mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	3d	1	1.26mi
10 Beth Stacey Blvd #206 Lehigh Acres, FL	2.0	2.0	1012	$1,100	$1.09	3d	1	1.26mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	3d	1	1.29mi
59 Camelot Gardens Blvd #110 Lehigh Acres, FL	2.0	2.0	1166	$1,800	$1.54	24d	1	1.32mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	3d	1	1.33mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	3d	1	1.35mi
3209 21st St SW Lehigh Acres, FL	3.0	2.0	1418	$1,699	$1.20	3d	1	1.38mi
911 Sally Ave N Lehigh Acres, FL	3.0	2.0	1144	$1,521	$1.33	3d	1	1.40mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	24d	1	1.42mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	24d	1	1.43mi
9099 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,499	$1.34	24d	1	1.45mi
9123 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	3d	1	1.49mi
9112 Aegean Cir Lehigh Acres, FL	3.0	2.0	1409	$1,600	$1.14	3d	1	1.49mi

Listing history 20 events

1. 2026-05-15
   status Pending
2. 2026-04-04
   status Active
3. 2026-01-30
   status Pending
4. 2026-01-13
   price $200,000
5. 2025-08-12
   listed $235,000 Active
6. 2016-12-22
   price $100,000 217-char remark

   Show marketing remark (217 chars)

   Very good condition for this 3 bedrooms, 2 baths, 2 car garage home, all tiled and fenced backyard. Excellent location, walking distance to Walmart. Attention Investors! Tenant in place and would like to stay renting.

7. 2016-12-21
   soldstatus $100,000 Sold 217-char remark

   Show marketing remark (217 chars)

   Very good condition for this 3 bedrooms, 2 baths, 2 car garage home, all tiled and fenced backyard. Excellent location, walking distance to Walmart. Attention Investors! Tenant in place and would like to stay renting.

8. 2016-12-21
   soldstatus $100,000

   Show marketing remark (217 chars)

   Very good condition for this 3 bedrooms, 2 baths, 2 car garage home, all tiled and fenced backyard. Excellent location, walking distance to Walmart. Attention Investors! Tenant in place and would like to stay renting.

9. 2016-12-18
   price $109,900 217-char remark

   Show marketing remark (217 chars)

   Very good condition for this 3 bedrooms, 2 baths, 2 car garage home, all tiled and fenced backyard. Excellent location, walking distance to Walmart. Attention Investors! Tenant in place and would like to stay renting.

10. 2016-12-13
    status Pending 217-char remark

    Show marketing remark (217 chars)

    Very good condition for this 3 bedrooms, 2 baths, 2 car garage home, all tiled and fenced backyard. Excellent location, walking distance to Walmart. Attention Investors! Tenant in place and would like to stay renting.

11. 2016-11-16
    listed $109,900 Active 217-char remark

    Show marketing remark (217 chars)

    Very good condition for this 3 bedrooms, 2 baths, 2 car garage home, all tiled and fenced backyard. Excellent location, walking distance to Walmart. Attention Investors! Tenant in place and would like to stay renting.

12. 2013-10-15
    listed $72,500
13. 2012-06-14
    soldstatus $55,900
14. 2012-06-14
    soldstatus $265,000
15. 2010-12-30
    soldstatus $37,000
16. 2010-11-24
    price $39,900
17. 2003-12-12
    soldstatus $101,000
18. 2000-01-10
    soldstatus $66,000
19. 1991-10-02
    soldstatus $59,000
20. 1987-11-01
    soldstatus $49,100

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,868 · $239/mo
• Projected year-2 tax: $2,868 · $239/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,103
• − Mortgage interest: −$11,203
• − Property taxes: −$2,868
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$5,818
• Taxable loss: −$1,483
• Est. tax savings @ 24.0%: +$356
• After-tax cash flow: $2,153/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

Livability — Lehigh Acres

• Score: 59/100
• State rank: #826
• US rank: #20055

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D+ Housing A+ Health & safety D- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lehigh Acres, FL
• County: Lee County · 788,662 people
• City population: 130,638
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 20,277
• Household income: $72,679
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 574.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 50% Two or more races 30% White 24% Black 20% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 8% Cuban 18% Dominican 4%
• Common ancestry: Hispanic 8% Slovak 1% Lithuanian 1%
• Foreign-born: 35% · Canada, Jamaica, Vietnam
• Languages at home: 46% English-only · Spanish 43% French/Haitian/Cajun 8% Vietnamese 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.77%
• Current HPI: 340.4255
• Rent YoY: ▼ -1.54%
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+307.3% since first listed

20 events — show timeline

• 2026-05-15 Pending — FORTMLS
• 2026-04-04 Relisted — FORTMLS
• 2026-01-30 Pending — FORTMLS
• 2026-01-13 Price Changed $200,000 FORTMLS
• 2025-08-12 Listed $235,000 FORTMLS
• 2016-12-22 Price Changed $100,000 FORTMLS
• 2016-12-21 Sold (Public Records) $100,000 Public Records
• 2016-12-21 Sold (MLS) $100,000 FORTMLS
• 2016-12-18 Price Changed $109,900 FORTMLS
• 2016-12-13 Pending — FORTMLS
• 2016-11-16 Listed $109,900 FORTMLS
• 2013-10-15 Listed $72,500 FORTMLS
• 2012-06-14 Sold (Public Records) $265,000 Public Records
• 2012-06-14 Sold (MLS) $55,900 FORTMLS
• 2010-12-30 Sold (MLS) $37,000 FORTMLS
• 2010-11-24 Price Changed $39,900 FORTMLS
• 2003-12-12 Sold (Public Records) $101,000 Public Records
• 2000-01-10 Sold (Public Records) $66,000 Public Records
• 1991-10-02 Sold (Public Records) $59,000 Public Records
• 1987-11-01 Sold (Public Records) $49,100 Public Records

Property tax history

+10.0%/yr

Latest (2025): $2,868 · +2.5% YoY. Source: county tax records.